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HomeMy WebLinkAbout06 - Vibe Organic Kitchen and Juice Minor Use Permit - PA2016-140 COMMUNITY DEVELOPMENT DEPARTMENT VPLANNING DIVISION low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq�iFOw�avP 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 15, 2016 Agenda Item No. 6 SUBJECT: Vibe Organic Kitchen & Juice MUP (PA2016-140) 1000 North Bristol Street, Suite 28 • Minor Use Permit No. UP2016-036 APPLICANT: Kobra Design OWNER: L.S.W. Ltd. PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC-11 (Newport Place) • General Plan: CG (General Commercial) PROJECT SUMMARY A minor use permit to allow the operation of a new food service eating and drinking establishment within an existing commercial shopping center. No late hours (after 11:00 p.m.) or alcohol service is requested as part of the application. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2016-036 (Attachment No. ZA 1). DISCUSSION • The project will be located in a vacant retail space previously occupied with a portion of a physical therapy facility, within the Plaza Newport Shopping Center. The center is developed with four (4) multi-tenant buildings and a surface parking lot with 236 spaces. 1 Vibe Organic Kitchen & Juice MUP Zoning Administrator, September 15, 2016 Page 2 • The property is located within General Commercial Site 3 of the PC-11 (Newport Place Planned Community) Zoning District. Restaurants are a permitted use in General Commercial Site 3 of the Newport Place Planned Community District (PC- 11), subject to the approval of a use permit. A Food Service, Eating and Drinking Establishment use with no late hours and no alcohol service requires a minor use permit. • The proposed project will be located in a vacant tenant space formerly occupied by a portion of a physical therapy facility in the multi-tenant building of the shopping center. Access to the center is obtained through two separate driveways along Bristol Street North and a driveway off of Dove Street. Existing uses within the shopping center include retail sales, personal services, restaurants, and an urgent care. • The proposed project will improve the 1,300-square-foot vacant tenant space with a 560-square-foot net public area with seating for up to 20 patrons as well as a kitchen, restroom and storage area. • The requested hours of operation are between 7:00 a.m. and 8:00 p.m., daily. Staff recommends allowing the establishment to operate between 7:00 a.m. and 11:00 p.m., daily, to allow for greater flexibility. • The Plaza Newport Shopping Center provides parking pursuant to Section 20.40.040 of the Newport Beach Municipal Code as required in the Development Regulations in PC-11. Each of the uses has a required parking ratio per this Section. The parking ratio required for a food service with no alcohol service and no late hours is 1 space per 30 — 50 square feet of net public area as determined by the use permit. Based on the size of Vibe, with no late hours and no alcohol service, staff has determined the required parking ratio of 1 space per 40 square feet of net public area. This results in a parking requirement of 14 spaces for Vibe. A parking summary of all existing uses including Vibe and their required parking is provided on Sheet No. TS of the plans (Attachment No. ZA 3). The parking summary demonstrates that including Vibe, there is a surplus of 14 parking spaces for the shopping center. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use. The proposed project involves interior improvements to an existing tenant space formerly occupied by a physical therapy facility which is a negligible expansion of use. TmpIt:05-05-16 Vibe Organic Kitchen & Juice MUP Zoning Administrator, September 15, 2016 Page 3 PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Melinda Whelan Assistant Planner GB W msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:05-05-16 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-036 FOR A FOOD SERVICE, EATING AND DRINKING ESTABLISHMENT USE LOCATED AT 1000 NORTH BRISTOL STREET, SUITE 28 (PA2016-140) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Kobra Design, with respect to property located at 1000 North Bristol Street, Suite 28, and legally described as Parcel 1, in the City of Newport Beach, County of Orange, State of California, as shown on a Parcel Map filed in book 97, pages 18 and 19 of Parcel Maps, in the Office of the County Recorder of said County, requesting approval of a minor use permit. 2. The applicant proposes a minor use permit to allow the operation of a new food service, eating and drinking establishment use within an existing commercial shopping center. No late hours (after 11:00 p.m.) or alcohol service is requested as part of the application. 3. The subject property is located within the PC-11 (Newport Place Planned Community — General Commercial Site 3) Zoning District and the General Plan Land Use Element category is CG (General Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on September 15, 2016, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). The Class 1 exemption includes the ongoing use of existing buildings where there is negligible or no expansion of use 2. Class 1 exempts minor alterations to existing facilities that involve negligible expansion of the use. This project involves an interior remodel of an existing commercial space and a change in use from a physical therapy facility to an eating and drinking establishment, with a negligible expansion of use. Zoning Administrator Resolution No. ZA2016-### Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020F. of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan land use designation for this site is CG (General Commercial). The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The food service establishment is consistent with this land use designation, as the use will serve residents and persons working in the area. , 2. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The property is located within General Commercial Site 3 of the PC-11 (Newport Place Planned Community) Zoning District. Restaurants are a permitted use in General Commercial Site 3 of the Newport Place Planned Community District (PC- 11), subject to the approval of a use permit. A Food Service, Eating and Drinking Establishment use with no late hours and no alcohol service requires approval of a minor use permit. 2. The Plaza Newport Shopping Center provides parking pursuant to Section 20.40.040 of the Newport Beach Municipal Code as required by the Development Regulations in PC-11. Each of the uses has a required parking ratio per this Section. The parking ratio required for a food service with no alcohol service and no late hours is 1 space per 30 — 50 square feet of net public area as determined by the use permit. Based on the size of Vibe, with no late hours and no alcohol service, staff has determined the required parking ratio of 1 space per 40 square feet of net public area. This results in a parking requirement of 14 spaces. A parking summary of all existing uses including Vibe and their required parking is provided on Sheet No. TS of the approved plans. The parking summary demonstrates that including Vibe, there is a surplus of 14 parking spaces for the shopping center. 05-26-2016 Zoning Administrator Resolution No. ZA2016-### Page 3 of 7 3. As conditioned, the proposed establishment will comply with Zoning Code standards for eating and drinking establishments. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The food service, eating and drinking establishment use will occupy an existing 1,300-square-foot tenant space within the Plaza Newport Shopping Center. The space will be improved with a small-scale kitchen and related storage areas, a restroom, and a dining area with seating for up to 20 patrons. 2. The project is located within the Plaza Newport Shopping Center. The shopping center includes existing personal services, retail sales, eating and drinking establishments, and an urgent care. The surrounding area consists of retail and office buildings with the closest residential located across the 73 Freeway adjacent South Bristol Street. The operational characteristics of the project are conditioned to help ensure the use is compatible with the residential and other commercial uses in the vicinity. 3. As conditioned, the allowed hours of operation are 7:00 a.m. to 11:00 p.m., daily, thereby limiting the likelihood of late night/early morning land use conflicts with nearby businesses. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The Plaza Newport Shopping Center is approximately five acres and is developed with approximately 170,000 square feet in four (4) multi-tenant buildings and a parking lot. The existing buildings and parking lot have functioned satisfactorily with the current configuration which allows vehicular access from two separate driveways along North Bristol Street and one off of Dove Street. 2. Adequate public and emergency vehicle access, public services, and utilities are provided within the existing property and the proposed project will not negatively affect emergency access. 05-26-2016 Zoning Administrator Resolution No. ZA2016-### Page 4of7 Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The applicant is required to obtain Health Department approval prior to opening for business, and comply with the California Building Code to ensure the safety and welfare of customers and employees with the establishment. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-036, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20, Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 15t" DAY OF SEPTEMBER, 2016. Patrick J. Alford, Zoning Administrator 05-26-2016 g Zoning Administrator Resolution No. ZA2016-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING DIVISION 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 3. Minor Use Permit No. UP2016-036 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. ,w 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This Minor Use Permit may be modified or revoked by the Zoning Administrator if it is determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. The hours of operation for the establishment shall be limited to between the hours of 7:00 a.m. and 11:00 p.m., daily. 8. A maximum number of twenty (20) seats may be provided inside the establishment. 9. No alcohol sales or service shall be permitted unless an amendment to this Use Permit is obtained. 10. Any change in operational characteristics, expansion in area, or other modification to the approved plans, may require an amendment to this Minor Use Permit or the processing of a new use permit. 11. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 05-26-2016 9 Zoning Administrator Resolution No. ZA20164t## Page 6 of 7 12. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Minor Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Minor Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 13. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 14. No outside paging system shall be utilized in conjunction with this establishment. 15. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 16. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 17. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m., on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Minor Use Permit. 19. Storage outside of the building, in the front, or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 20. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 05-26-2016 2� Zoning Administrator Resolution No. ZA2016-### Page 7 of 7 21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Vibe Organic Kitchen & Juice MUP including, but not limited to, Minor Use Permit No. UP2016-036 (PA2016-140). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building Division �. 22. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 05-26-2016 22 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP � � e ko i.. . r � Minor • 1 • 1 • 'A 1 • 41 111 Bristol Attachment No. ZA 3 Project Plans 14 Submittals CONDITIONAL & MINOR USE 0 PERMIT SUBMITTAL FOR : 0 0 0 These drawings are instruments of service and are the property of Avanti Restaurant Solutions.They are protected by common copyright law.All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the express written permission of Avanti Restaurant Solutions. kobra design herman jack ajamian hja@kobradesign.net 714.313.6815 ❑ EXTERIOR DESIGN ❑ MASTER PLANNING ❑ INTERIOR DESIGN ❑ SPACE PLANNING Vibe Organic Cafe 1000 Bristol Street N Suite 28 LU U_ 00 Newport Beach Cal � forn � a 92660 UziU rQr V � U O N ORG ANIC KITCHEN & JUICE ° Lm wma Q Q Q Z IW U C6 Z W SHEET# SHEET TITLE PROJECT KOBRA DESIGN = ARCHITECTURAL LEAD CONTACT: HERMAN JACK AJAMIAN U_ TS TITLE SHEET DESIGNER: 10184 KINGBIRD AVE �� Y A1 .01 SITE PLAN FOUNTAIN VALLEY CA 92708 U A1 . 10 DIMENSIONED FLOOR PLAN T: 714/313.6815 z A1 . 14 SEATING & FURNISHINGS PLAN E: HJA@KOBRADESIGN .NET INDEX OF SHEETS PROJECT CONTACTS o 1000 Bristol Street North Suite Tenant Floor Area Parking Rate Parking Required Notes 1 FedEx 2850 1/250 12 A\,* T 2 Urgent Medical Care 2150 1/250 9pre-medical ordinance, MD4905, OD57 PROPOSED 3to5 Busy Body Home Fitness 39001/250 20 VIBE ORGANIC CAFE 6 Togo's 1300 1/250 6 SF031 7 Fair Oaks Cigars 13551/250 6 PROJECT DESCRIPTION : CHANGE OF USE FROM 8 Le Moulin 1150 Parking Waiver 1 5 UP3508, PA2014-211 AVANTI RESTAURANT 9 to 10 IlLe Moulin 2750 Parking Waiver 11 UP3508, PA2014-211 RETAIL TO RESTAURANT — HEALTH FOOD AND JUICE SOLUTIONS, INC. 11 Julliette Kitchen and Bar 2275 1/40 NPA 30 PA2013-248, UP1838 12 Julliette Wine Store 12551/255 5 BAR (VIBE) . THE RESTAURANT WILL BE OPEN FROM SA SCRIPPS DRIVE SACRAMENTO, CA 95825 13 Brothers Clearners 1200 1/255 5 T 888.590.5850 F 916.921.8325 14 Mixx Yoga 12051/255 5 P 7AM TO 8PM DAILY AND WILL NOT SERVE 15 Tropez Boutique 1200 1/250 5 Cz� 16 Pandora Nails 1255 1/80 15 UP3198 Se�J oG ALCOHOL. THERE WILL BE APPROXIMATELY 7-8 SHEET TITLE 17 The Mailroom 1200 1/250 5 s 18 ActivB 1200 1/250 5 health and fitness<2,000 sq h EMPLOYEES. TITLE SHEET TPFFT 19 Chaba Thai Massage 1200 1/250 5 PA2011-202, UPD78 20 Chaba Thai Massage 1100 1/250 5 PA2015-039 06-1iJ.T �T SFT ���� JOB NAME 21 Hautspa 1100 1/zoo 6 �� o� '111-1 111 .,,_,'° VIBE ORGANIC CAFE 22-23 Vogue Salon&Spa 2350 1/250 10 UP3609 - < '(' r'� 24-25 Freel(Athletic Club) 2497 1/200 13 PC 0405-2016 Formerly Pro Sport Physical Therapy(medical) PCO033-2006 O� � O, 256 SQ FT DRAWN By 27 MonReve Dance Studio 2520 1/200 13 UP2016-005 Formerly Pro Sport Physical Therapy(medical) PCO033-2006 �0�. Q BUILDING SQUARE FOOTAGE 1 ,256 DATE 28 VIBE 13001/40 NPA 14 proposed food service 5605q It NPA """" (� INDOOR DINING 560 SQ. FT. SCD 29 Dr. David Matsuyama-Optomitrist 1200 1/250 5 pre-medical ordinance o �'P,c� QQ 08/11/2016 30 Pain du Monde 1750 1/50 NPA 7 SF023, OD63 ,7 Y Q-O CORRIDOR 132 SQ. FT. TOTAL 41042 1/250 222 �ewesNeplonm orc�"e, 10 11 CONSULTANT i DESIGNER �0 RESTROOMS 67 SQ. FT. 236 parking spaces on-site �P� NORTH 222 spaces in 2011 CBRENe.po„ae"�„ , BACK OF HOUSE, FOOD SERVICE 352 SQ. FT. O 'Parking Rate for General Commercial is 1/250 sq h of net floor area plus 1 loading space per 10,000 sq h 'M °°s"°°' GO CJ le SALES 145 SQ. FT.of gross floor area. "Individual uses such as restaurants are parked at the higher parking rate in accordance with their use permit or the Zoning Code requirement SHEET NO. T S SALE PARKING CALCULATIONS VICINITY MAP PROJECT INFORMATION AS NOTED ( 5 Submittals 0 0 1❑ EXISTING ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY. Q Fil EXISTING ACCESSIBLE PATH OF TRAVEL. Q Ifl EXISTING ACCESSIBLE PARKING STALLS. Q ® EXISTING PEDESTRIAN RIGHT OF WAY. Q EXISTING DRIVE AISLE. © EXISTING PARKING. These drawings are instruments of service El EXISTING BUILDINGS. and are the property ofAvanti Restaurant Solutions.They are protected by common ® EXISTING SIDEWALK TO REMAIN. copyright law.All designs and other information on the drawings are for use on the specified EXISTING PLANTER. project and shall not be used otherwise without the express written permission of Avanti 10 EXISTING SITE LIGHTING. Restaurant Solutions. 11 EXISTING TRASH ENCLOSURE TO REMAIN. . , _ , _ , _ , _ , _ • _ , _ , _ , _ , _ , _ , _ , _ , _ , _ • _ , _ , _ , _ • _ , _ , _ , _ , _ , _ , _ , _ . _ • _ , _ , _ , _ , _ , . _ • _ . _ • . 12 EXISTING FIRE HYDRANT TO REMAIN kobra design herman jack ajamian 13 PROPOSED VIBE CAFE AREA OF WORK. hja@kobradesign.net 714.313.6815 KEY NOTES I ❑ EXTERIOR DESIGN ❑ MASTER PLANNING ❑ INTERIOR DESIGN ❑ SPACE PLANNING 0>0 0> ADA PATH OF TRAVEL I SITE LEGEND w LL CO ° - - %-W � � �� Z < vl � U Q r� 5 � M I I y wm0 / m CD CD m 1 ; / FOR ADA COMPLIANCE INFORMATION, INCLUDING REQUIREMENTS FOR SIGNAGE / z 13 �-- I E D 1. AND ACCESSIBILITY REFER TO ADA COMPLIANCE SHEETS A0.2 &A0.3. IBE CAFE / 2. ALL ROOFTOP EXHAUST SHALL BE MIN. 10 FEET FROM ALL PORTIONS OF THE ROOF. w ..--------------------------- - II �-�\ / U GENERAL NOTES W i i C6 ^ ; 5 7 z I A0.1 A0.1 T IJIJU I I I I J I I • -------------� � `�---------- --, 6 i Z I I I i 6 6 A T1 10 10 10 %-E] i AVANTI RESTAURANT ,. SOLUTIONS, INC. 109 SCRIPPS DRIVE 2 12 r` SACRAMENTO, CA 95825 T 888.590.5850 F 916.921.8325 O SHEET TITLE SITE PLAN JOB NAME BRISTOL STREET N VIBE ORGANIC CAFE DRAWN BY SCD DATE 08/11/2016 CONSULTANT I DESIGNER SHEET NO. ENLARGED EXISTING SITE PLAN - FOR REFERENCE ONLY SCALE:,"=20' 1 Al E01 SCA'E- 20'-0" 10 Submittals O @) E 19'-9" 10'-0" 9'-9" 7.4 7 A ,D A 0 EXISOTING 1 o NO. DESCRIPTION These drawings are instruments of service a - s and are the roe of Avanti Restaurant 3-5/8"METAL STUD WALL, 20 GAUGE, W/ /"TYPE"X"GYP. BOARD BOTH SIDES. property m' ^ Solutions.They are protected by common 8 3-5/8"METAL STUD WALL,20 GAUGE, W/%"TYPE"X"GYP. BOARD BOTH SIDES. copyright law.All designs and other information v on the drawings are for use on the specified 4 <�B 3-5/8"METAL STUD WALL,20 GAUGE, W/%"TYPE"X" GYP. BOARD BOTH SIDES. project and shall not be used otherwise without �? the express written permission of Avanti 3-5/8"METAL STUD LOW WALL, 20 GAUGE, W/%"TYPE"X"GYP. BD BOTH SIDES. Restaurant Solutions. W WAL TYPE NOTES: 1. SEE DETAIL 15/A2.03 FOR WALL TYPE DETAILS. kobra design 2. SEE DETAIL 3/A2.03 FOR METAL FRAMING SCHEDULE. herman jack ajamian o 9'-10" 3. SEE DETAIL 3/A2.03 FOR WALL ANCHORAGE. hja@kobradesign.net WALL TYPES 714.313.6815 ❑ EXTERIOR DESIGN ❑ MASTER PLANNING 8 0 ❑ INTERIOR DESIGN ❑ SPACE PLANNING -5„— yy 1❑ EXISTING LEASE LINE �2 EXISTING COLUMN TO REMAIN TV MOUNTED ABOVE, SEE DETAIL ® EXISTING TENANT ELECTRICAL PANEL TO REMAIN -SEE ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION 9 I W2 LINE OF SOFFIT ABOVE © EXISTING SLAB, PREP. PATCH AND CLEAN TO RECEIVE NEW FLOORING CONDITION w I a ❑7 EXISTING LEVEL CLEAR LANDING L L CN jG)(N) — —— — 4 (N) ® NEW WALK IN COOLER U nco lh2” / W2 9❑ NEW RESTROOM r , (A NNOTE: 5 = II � JSEE SHEET AO.3 FOR ACCESSIBLE v (N) II / 10 EXISTING EXIT DOOR TO REMAIN — z Q MOUNTING HEIGHTS AND SIGNAGE A1.10 v o � / z U DETAILS6'-1 1 1/2'' lJ U) J �0 7-7' KEY NOTES o 04 3'-9" 4'-8 1/2" L L w f7] Q. 1'-7 3/4" N m CO > � z O EXISTING STOREFRONT TO REMAIN W PROPOSED VIBE U ORGANIC CAFE ,25SF O EXISTING EXIT DOOR TO REMAIN W NEW PARTITION WALL NEW LOW WALL Z 2 W Aa.3o EXISTING FULL HEIGHT WALL TO REMAIN U (E) INDICATES 'EXISTINGTO REMAIN', U.N.O. (N) INDICATES 'NEW' � Y F.O.S. INDICATES 'FACE OF SHEATHING' V 6 TYP X WALL TYPES Q NOTE: �I 0 • DIMENSIONS ARE FACE OF FINISH, U.O.N. Ix • DIMENSIONS TO BE VERIFIED PRIOR TO CONSTRUCTION.ANY DISCREPANCY SHOULD O BE TO DESIGNERS ATTENTION IMMEDIATELY. UNISEX RESTROOM eA4 LEGEND A TI AVANTI RESTAURANT b SOLUTIONS, INC. 0EO 109 SCRIPPS DRIVE SACRAMENTO , CA 95825 EXISTING T888.590.5850 F 916.921 .8325 q 1. FOR ADA COMPLIANCE INFORMATION,. INCLUDING REQUIREMENTS FOR SIGNAGE AND ACCESSIBILITY REFER TO ADA COMPLIANCE SHEETS A O OA 2. PROVIDE 2A1 OBC FIRE EXTINGUISHER IN DINING AREA AND TYPE K IN KITCHEN SHEETTITLE p EXISTING [STING EXISTING AREA PER FIRE MARSHALL'S LOCATION RECOMMENDATION. DIMENSIONED FLOOR PLAN — 7 3. KITCHEN PLAN AND EQUIPMENT BY OTHERS, U—=: I L 4. JOB NAME 10 4. ALL INTERIOR FINISHES MUST COMPLY WITH CHAPTER 8 OF THE 2013 CBC. VIBE ORGANIC CAFE 5. AFTER THE BUILDING IS OCCUPIED, ANY CHANGES IN THE USE OR OCCUPANCY WHICH CAUSES AN INCREASE IN OCCUPANT LOAD SHALL COMPLY WITH ALL DRAWN BY 2'-21/4" 1' 0" - - - - - - - -- -- -- -- -- - - - - - - - - - - - - - - -- -_ THE REQUIREMENTS FOR THE INCREASED LOAD. DATE - - - — - - - - - - - - SCD 6. TESTING AND ADJUSTING SHALL BE PROVIDED FOR BUILDING LESS THAN 10,00 SF. 08/11/2016 7. HVAC DUCTS AND EQUIPMENT SHALL BE COVERED PER CGC 5.504.3. CONSULTANT IDESIGNER 8. SOUND TRANSMISSION COEFFICIENT VALUES SHALL BE MAINTAINED PER CGC I9. ALL WALLS UNLESS NOTED ARE 3 5/8" FRAMING WITH 5/8"TYPE X GYP BOARD ON EACH SIDE. SHEET N0. ENLARGED RESTROOM PLAN 5 DIMENSION FLOOR PLAN 1 GENERAL NOTES Al 01� 0 SCALE SCALE:1"=1'-0" SCALE"=1'-09' 27 Submittals O Q E 0 0 0 A 0 0 OThese drawings are instruments of service and are the property of Avanti Restaurant Solutions.They are protected by common 1872 copyright law.All designs and other information MANAGERS on the drawings are for use on the specified project and shall not be used otherwise without DRY DESK STORAGE LOCKERS 58 IF the express written permission of Avanti Restaurant Solutions. 62 IF 1872 3'-6' — kobra design herman jack ajamian hja@kobradesign.net 714.313.6815 WAREWASH ❑ EXTERIOR DESIGN WALKIN PREP ❑ MASTER PLANNING I COOLER 90 IF ❑ INTERIOR DESIGN 50 IF ❑ SPACE PLANNING 3-3 1/2" monsoons ER ICE/ CRC. SII 1 2SF WRAPS/T00ASTS LINE 4IF RESTROOM LU 67 SF 00 SALADS/BOWLS LINE CN 36 SF _Izi I � O U � � U) s MOPSINK i/ — z Q A1.10 WATER HEATER �- Q U 6 SF o EXPO U L U � CONDIMENT STATION m O C75O PICK-UP LJ J fb Q m o 3 C) � z r © W M 145 IF U m M z W J141ui U POS 20 DINING SEATS z DINING 4 N r 560 IF Q) 4f i Gv r + + + z + + + m + ANf* TI + /Live Wood z EdgeTabl D AVANTI RESTAURANT SOLUTIONS, INC. r7 109 SCRIPPS DRIVE U SACRAMENTO , CA 95825 OT 888.590.5850 F 916.921 .8325 4 SHEET TITLE SEATING FLOOR PLAN JOB NAME VIBE ORGANIC CAFE DRAWN BY — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - SCD DATE 08/11/2016 CONSULTANT DESIGNER 1. DIMENSIONS ARE FROM INTERIOR WALLS 2. REFER TO VENDOR PACKET FOR ADDITIONAL INFORMATION SHEET NO. SEATING & FURNISHINGS FLOOR PLAN 1 GENERAL NOTES Al . 14 SCALE1/ " -0" SCALE:}"=1'-00' 1�